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SHOWCASE:
Twice As Nice
In Portland, the Oregon Convention Center expansion was meant for greatness, and it has achieved just that— and so much more.

By John Parkinson

Imagine working on a significant construction project knowing early on that a large scale renovation was right around the corner. Back in September 1990—when the Oregon Convention Center (OCC) was completed—this was the underlying mood in Portland.

Designed by Zimmer Gunsul Frasca Architects (ZGF) of Portland, the original 490,000 square foot facility was the city's first foray into the convention business. Even with its 150,000 square foot exhibit hall, 20 meeting rooms, and a 25,000 square foot ballroom, "We were at the 60% or 70% occupancy in about three or four years. In the convention center world, 75% occupancy is equivalent to about 100% capacity when you factor in holidays and other events," says OCC Executive Director Jeffrey Blosser. By reaching 75% occupancy in such a short time, it wasn't difficult to justify the expansion. But when it came time to raise funds, things didn't exactly fall into place. Blosser recalls, "The funding for the original center came from the community, so we went back to the voters to pay for a larger building. They basically told us in no uncertain terms, Ôyeah, we'd like a bigger convention center, but we're not paying for this one.' We got thumped pretty well at the polls."

It took several years to gain the funding and support, but in 1999 it all came together. Ground was broken for the expansion in February 2001.

Ahead Of Schedule And Under Budget

Again, ZGF was hired to handle the architecture, engineering, and other services for the expansion. The new space would include a 350,000 square foot addition featuring 105,000 square feet of exhibit space, a 35,000 square foot grand ballroom, and 22 additional meeting rooms. Actual construction began in February 2001, and the project was completed ahead of schedule in March 2003.

Through efficient project management, the construction costs were reduced by $1.5 million. Despite late funding setbacks, Karl Schulz, senior project manager recalls, "We still had to complete the building according to the original schedule. We were able to do that through fast tracking and some other creative solutions."

Bob Spier, operations director says, "Actually, we were designing some things as we were building them. During the actual construction process, my engineers and electricians were going through the job site looking at where components and materials were being put and how they were being installed. They provided feedback on anything they thought could be improved or better placed."

Peaceful Coexistence

During the expansion, it was up to Schulz and Spier to maintain business as usual at the center. Spier handled operations of the existing facility while the new construction was going on, but he was also very involved with the expansion.

"I was splitting my time between operations and construction, so I had to delegate some of my responsibilities to my staff. They stepped right up and took care of those things," Spier says.

Schulz coordinated efforts with the facility's management, project architect, and the construction contractor team. He recalls, "When construction could have an impact on operations, the most important thing was to make sure those who would be impacted—such as sales and operations—would be involved in early planning."

However, there were a few small glitches that kept things interesting. Spier says, "We did have the typical situation with a pile driver, where the machine would hit a certain ground structure on one side of the building and transfer the impact clear to the other side. Somebody would say, Ôhey, my desk is jumping up and down!' The impact was being transferred through the ground to another section of the building. Fortunately, we were able to schedule this kind of disruption so it would occur during lower impact times."

In the midst of construction, there was even time to shoot a few scenes for William Friedkin's movie, "The Hunted." Tommy Lee Jones and Benicio Del Toro tramped through the mud and dust of the site to make use of the huge hole created by the expansion of the OCC.

Green And Grand

The expansion improved on the aesthetic standards set by original building by incorporating the latest in sustainability into both design and practice. Although ZGF is one of the leaders in the world of sustainable design (the firm has been involved in several LEED certified projects), its work on the original building did not incorporate these principles.

So when it came time to plan, Blosser says, "we seriously considered LEED. Not only did we think it was the right thing to do, we also saw the potential for saving operating expenses, particularly in recycling, electric, heat, air, and other essential services areas."

Unfortunately, there was not enough money to do everything necessary for the building to be LEED certified, "mostly because of the existing facility," says Blosser. "For us to upgrade the original building carries about a $1 million price tag, because there are several areas to changeout. The major one is our HVAC; we have old machines without variable speed fans and that use fluorocarbon gases that are unacceptable today."

In the new building, LEED categories were followed closely for design, functionality, and operations. Schulz says, "We did the best we possibly could with the expansion based on fiscal constraints we had. With a big convention center, you're limited as far as your options go."

Blosser adds, "Even though we can't get certified now, we are looking to do it in the future."

Sustainable Specifics

Certified as an "Earth Advantage" building by Portland General Electric, the convention center has many sustainable design features. It is also continuously improving its sustainability practices to create a very green venue.

Transportation. OCC is located at the crossroads of major interstate highways, light rail, and city arterials, permitting numerous and convenient points of approach to the center. It is adjacent to regional light rail and bus lines and affords easy pedestrian access. "We try to keep the cars off the road as much as we can," Blosser comments. Exteriors. The use of natural habitat vegetation in landscaping and the facility's roof design meet Energy Star requirements for emissivity and reflectance. The new roof structure is white, which bounces the light off, so it doesn't absorb like a dark structure would.

Blosser recalls, "There was some pressure for us to have an environmental Ôgreen roof,' and that is extremely expensive—just in terms of the necessary support structure. So we compromised with the white option.

"I was really surprised at the roofing," notes Blosser. "It was a little more expensive than a regular roof, but it has the same life expectancy, and we're probably going to have a five to seven year payback on the roof costs from the energy savings and lower utility expenses. It's as good, if not better, in terms of wear, tear, and repair, after 10 or 15 years."

In another environmentally sensitive move, the OCC collects all the water on the roof and puts it through a Rain Garden located at the south end of the property. The plants promote natural infiltration of the water into the soil.

Excess water collects in the ponds, and from there, it is pumped back to the top of the Rain Garden, creating a stream and providing a second opportunity for evaporation and absorption. Water that does not soak into the soil is then filtered and cooled by the vegetation in the Rain Garden and returned to the river.

HVAC and IAQ. Unable to invest in a complete HVAC overhaul for both parts of the building, the OCC has upgraded much of its HVAC equipment. The facility was designed to meet thermal control standards through the insulation of heated and cooled areas to provide the most advantageous environment.

The center has also reduced its usage of CFC-based refrigerants (chlorofluorocarbons, which destroy ozone in the atmosphere). Plans are in the works to minimize all HCFCs (which are similar to CFCs but also contain hydrogen) and halon (a gas used to replace oxygen in the air for extinguishing of electrical or other fires where chemical or water damage may be an issue).

All facility systems are designed to exceed IAQ standards, and no smoking is allowed inside. Carbon dioxide monitoring is performed on an ongoing basis, and other pollutant control systems are used.

Lighting. "We have our share of gray days here," says Blosser, "but we have been able to do a good deal with natural lighting in the lobby space." A computerized system gauges the type of natural lighting, so levels inside adjust according to what is coming in from the outside.

Since everything is automated, Blosser explains, "Our storage areas and rest rooms are all set on light sensors. Our outside lights are on sensors as well, so they only come on at dusk and shut off in daytime."

Energy. Incorporating energy efficiencies into the project was important from the start. Through collaboration with Pacific Power, a comprehensive energy efficiency program was developed to guide many of the design elements, including incentive programs for energy use in the facility.

As an Earth Advantage building (for more on this program, visit the Web at www.earthadvantage.com/commercial), the OCC meets the requirement of lowering energy use by at least 20%. The OCC put strict policies for energy measurement and verification into place for tracking the kilowatt usage of gas and water.

In addition, the OCC recently became a purchaser of Pacific Power's Blue Sky Block wind energy (more on this program is available online at www.pacificpower.net). The OCC is purchasing 350 blocks per month, which equates to about 4% of its total energy usage.

"Purchasing Blue Sky shows that the OCC is continuing its ethic of sustainability. As a major trade show venue, we work hard to recycle and identify other means of being green," says Spier.

Recycling. Often sustainability is equated with recycling. However, this approach is only effective when practiced along with reusing and reducing.

The OCC practices a recycling program for cardboard, newspaper, cans, plastics, glass bottles, pallets, cooking oil, pre-consumer organic waste, and landscaping trimmings. "We're finding that the environmentally sensitive choices we make in facility operation can often help to reduce our costs," says Executive Assistant Director Karen Totaro.

"It takes some extra effort, but it's worth it," adds Spier, who is Green Team Leader for the OCC. "I hope the team can capitalize on the areas that were made available though the expansion. We intend to identify where there is room for improvement. It will be an on going process."

The Green Team also hopes to reduce the facility's greater environmental impact. Many strategies have already been implemented, such as the printing of all promotional materials on recycled paper using vegetable-based ink, the electronic distribution of documents, double-sided copying, serving condiments from bulk containers, composting food waste, and choosing to use locally grown and organic produce wherever possible. Blosser adds, "We will help events maintain a sustainable program while they are here. More groups want to know what we'll do for them. I think this is going to become a bigger deal, and we want to be ahead of the curve. That will help us as we go forward."

Special Considerations

During the expansion, three significant events took place—9/11, the SARS scare, and the economic downturn. As a result, operating procedures for the OCC had to be modified.

"Today, security is far more important. We had to change some of the procedures regarding facility entry points. Now we don't allow patrons to have free access everywhere. These kinds of adjustments were brought about by 9/11," says Spier.

"Then with the recession's impact, we weren't able to hire all of the staff we originally anticipated," Spier would have liked more people to be involved with the commissioning of the facility before it opened. "It's the only way you'll actually end up with what you've requested," he adds.

In order to adjust to the new scope of the building, the staff was trained to conduct business in a different way. There are always reservations as to how well things are going to work, "but everyone seems to like it now," Spier says.

Noteworthy Accomplishment

With its towering pair of glass towers, the convention center has become a Portland skyline icon. And with the expansion, it now offers one of the nicest ballrooms and one of the best panoramic views in the city.

Another impressive aspect for visitors is the discovery that the center is actually comprised of two separate facilities—built almost 15 years apart. Spier says, "They think it's all brand new."

Schulz says, "We made sure visitors didn't see two buildings. Everything is seamless."

Spier adds, "I really enjoy how well the buildings have blended together. They did a great job putting the facility together and making it look like one." The OCC is now the largest meeting facility in the Pacific Northwest. Double its original size, the center is an excellent example of what can be accomplished with environmentally responsive design on a large commercial scale.